3060 NE Mcwilliams Rd #108 · Tracyton, WA 98311

$159,999

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 14 Days on market

Built 1981 Est $165k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 bath double wide manufactured home with 1344 sq ft in Bremerton

Key facts

• Built 1981
• Listed 14 days

Property features AI

Finance

• Other: Pets: Cats allowed (see remarks)
• Financial info: Cash only
• HOA & community: Land lease required ($875)

Exterior

• Utilities: Electric power
• Home design: Manufactured double-wide home; One story
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open single-level layout; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 13.1% vs local median 3.7% in Tracyton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#193 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D+, cost of living D+, amenities F.
• Central Kitsap School District (urban): math 55% / reading 67% proficiency, ranked #49 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $160k implies a 392% gain — meaningful room to come down on a strong offer.

Recommended offer $159,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $165,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 NE McWilliams Rd #104	0.06mi	3/2.0	1,344 (0%)	6mo	$165,000	$123	92
3060 NE McWilliams Rd #124	0.08mi	3/2.0	1,321 (-2%)	8mo	$159,000	$120	87
3060 NE McWilliams Rd #60	0.06mi	3/2.0	1,344 (0%)	13mo	$165,000	$123	87
3060 NE McWilliams Rd #79	0.06mi	2/2.0 (-1)	1,248 (-7%)	9mo	$80,000	$64	73
3060 NE McWilliams Rd #94	0.00mi	3/2.0	1,232 (-8%)	18mo	$140,000	$114	71
3060 NE McWilliams Rd #61	0.06mi	3/2.0	1,152 (-14%)	3mo	$110,000	$95	71
3060 NE McWilliams Rd #2	0.00mi	2/2.0 (-1)	1,200 (-11%)	8mo	$102,000	$85	71
3060 NE McWilliams Rd #54	0.06mi	3/2.0	1,200 (-11%)	11mo	$140,000	$117	70
6450 Haneberg Ln NE	0.31mi	3/2.0	1,344 (0%)	22mo	$393,000	$292	68
5912 Sunset Ave NE	0.44mi	3/2.0	1,440 (+7%)	3mo	$477,500	$332	66
6224 Sunset Ave NE	0.28mi	3/2.0	1,512 (+12%)	10mo	$437,500	$289	58
3060 NE McWilliams Rd #65	0.06mi	2/2.0 (-1)	1,152 (-14%)	23mo	$153,000	$133	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.56×
• Total profit: $24,887
• Equity at exit: $23,856

10-year hold

• IRR: 21.0%
• Equity multiple: 2.55×
• Total profit: $69,538
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98311

• Rents YoY: 0.3%
• Active inventory: 151
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,544 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $904

Break-even live

Break-even rent $1,400

Max offer price $159,999

Occupancy floor 59%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5848 Olive Ave NE Bremerton, WA	3.0	2.0	1421	$2,700	$1.90	44d	1	0.52mi
6101 Washington 303 Bremerton, WA	1.0–3.0	1.0–2.0	1010	$2,880	$2.85	14d	70	1.06mi
1231 NE McWilliams Rd Bremerton, WA	1.0–3.0	1.0–2.0	961	$2,600	$2.71	14d	26	1.10mi
1381 NE Fairgrounds Rd Bremerton, WA	1.0–3.0	1.0–2.0	949	$2,315	$2.44	14d	14	1.23mi
1303 NE Jasmine Ln Bremerton, WA	2.0	1.5	1152	$2,600	$2.26	44d	1	1.25mi
1911 NE Riddell Rd Bremerton, WA	2.0	1.0–2.0	858	$1,980	$2.31	14d	10	1.33mi
5163 NE Mariah Ln Bremerton, WA	1.0–2.0	1.0	821	$1,895	$2.31	14d	2	1.40mi

Listing history 12 events

1. 2026-06-18
   days on market $159,999 Active 14 DOM
2. 2026-06-17
   days on market $159,999 Active 13 DOM
3. 2026-06-16
   days on market $159,999 Active 12 DOM
4. 2026-06-15
   days on market $159,999 Active 11 DOM
5. 2026-06-14
   days on market $159,999 Active 9 DOM
6. 2026-06-13
   days on market $159,999 Active 8 DOM
7. 2026-06-10
   days on market $159,999 Active 6 DOM
8. 2026-06-09
   days on market $159,999 Active 5 DOM
9. 2026-06-08
   days on market $159,999 Active 4 DOM
10. 2026-06-07
    days on market $159,999 Active 3 DOM
11. 2026-06-05
    remarks 75-char remark
12. 2026-06-05
    listed $159,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,528
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$4,655
• Taxable income: $8,826
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $8,730/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Central Kitsap School District
• NCES district ID: 5301080
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $64,825
• Composite: 54.87/100
• National rank: #2813
• State rank: #49 of 291 in WA

Livability — Tracyton

• Score: 73/100
• State rank: #193
• US rank: #5240

Category grades

Amenities F Commute F Cost of living D+ Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kitsap County · 243,099 people
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 28,168
• Household income: $108,757
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 502.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 14% Hispanic / Latino 9% Asian 9% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Tagalog/Filipino 4% Spanish 3% Vietnamese 2%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -378.18%
• Current HPI: 356.6272
• Rent YoY: ▲ 0.27%
• Metro: Bremerton-Silverdale-Port Orchard, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+344.4% since first listed

17 events — show timeline

• 2026-06-04 Listed $159,999 NWMLS as Distributed by MLS Grid
• 2015-05-08 Delisted — NWMLS as Distributed by MLS Grid
• 2015-05-07 Sold (MLS) $32,500 NWMLS as Distributed by MLS Grid
• 2015-04-16 Pending — NWMLS as Distributed by MLS Grid
• 2015-03-30 Pending — NWMLS as Distributed by MLS Grid
• 2015-01-17 Price Changed $32,500 NWMLS as Distributed by MLS Grid
• 2014-10-19 Listed $33,500 NWMLS as Distributed by MLS Grid
• 2012-08-06 Delisted — NWMLS as Distributed by MLS Grid
• 2012-08-02 Sold (MLS) $29,000 NWMLS as Distributed by MLS Grid
• 2012-07-09 Pending — NWMLS as Distributed by MLS Grid
• 2012-06-29 Pending — NWMLS as Distributed by MLS Grid
• 2012-06-21 Price Changed $29,000 NWMLS as Distributed by MLS Grid
• 2012-04-10 Price Changed $31,900 NWMLS as Distributed by MLS Grid
• 2012-03-18 Price Changed $32,500 NWMLS as Distributed by MLS Grid
• 2011-12-17 Relisted — NWMLS as Distributed by MLS Grid
• 2011-12-16 Delisted — NWMLS as Distributed by MLS Grid
• 2011-09-08 Listed $36,000 NWMLS as Distributed by MLS Grid